Brand new to BP other than listening to many podcasts.Self-employed and have been using most extra income to reinvest in my business to grow it.

Typically, when I work with RE investors, we'd make a preliminary legal plan to ensure that both the legal and business goals align before creating any sort of entity set-up.

As far as a second/vacation home and STR would you consider MTR to travel nurses/business people?  

I operate another business out of the ground floor storefront.

They typically involve two agreements: a lease agreement that outlines the terms of the lease (rent, responsibilities, etc.) and an option agreement that grants the tenant the right (but not the obligation) to purchase the property within a specified period at a predetermined price.Negotiation Power: Lease options can be attractive to tenants who may want to secure a property for their business while potentially benefiting from any appreciation in property value.

Be sure to factor in the effect of Unrelated Business Taxable Income (UBTI) if you borrow money (non-recourse loans only) to purchase the property by the self-directed IRA. 

As a matter of fact, I had a discussion with a flipper a few weeks ago that brought this new reg to my attention, he was considering getting out of the business realizing that now he would have to comply, and that it would substantially hurt his bottom line.For me, as a conservative leader, I see it as a positive.

As Dave points out, only real estate held for business or investment use qualifies for 1031.  

Since, you will have to do business with them on your properties on a personal level.

You are looking to rent or buy a space with a partner to have a personal fitness business or just a class?